18 Rockway Rd #2660 · The Hideout, PA 18436

$290,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily · 4 Days on market

Built 1975 0.40 ac lot Est $322k · 10% under $194/mo HOA · 7% of rent

---

Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +11.9/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +4.6/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This contemporary home features 3 bedrooms and 2 baths on a wooded lot with a horseshoe driveway. With 4 distinct levels, a finished lower level, a screened porch and a deck you're sure to find a favorite nook, whether that's the loft with it's own private balcony, the lower level bedroom with it's picture windows or the lower level bedroom with it's private bath. The home also has a unique ''sunken'' living room and it's a short walk to the North Recreation area with it's heated pool, playground, picnic area and tennis courts. Other recreational amenities include basketball and tennis courts, sandy beaches, a tiki bar, sports bar and full service restaurant, indoor tennis, fitness center, arcade, golf course and ski hill.

Key facts

• Fitness center
• Pickleball courts
• Swimming pools

Tags

• PRIVATE BEACHES
• TIKI BAR
• SWIMMING POOLS
• PICKLEBALL COURTS
• GOLF COURSE
• FITNESS CENTER

Property features AI

Finance

• Other: Located on Roamingwood Lake; Subdivision: The Hideout
• HOA & community: Part of a homeowners association; Annual association fee (listed); Association amenities include clubhouse, pool, tennis and basketball courts, trails, marina, golf, fitness center, playground, park, picnic area, dog park, gated community, beach access, restaurant, trash service, security and game room

Exterior

• Security: Security service
• Utilities: Public sewer
• Home design: Single family residence; Residential property; Updated / remodeled
• Construction: Other construction materials; Full basement (walk-out and walk-up access)
• Exterior features: Boat slip; Balcony; Covered, screened and enclosed porch; Shingle roof; Walk-out / walk-up full basement

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric oven
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s); Fireplace insert; Electric heating; Wood stove; Has cooling; Has heating; Has fireplace
• Interior features: Insulated windows; Dehumidifier; Security service
• Laundry & utility: Laundry room in basement; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Cap rate 6.7% vs local median 4.9% in The Hideout — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#668 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Western Wayne SD (rural): math 39% / reading 63% proficiency, ranked #165 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 340 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $135k; list at $290k implies a 115% gain — meaningful room to come down on a strong offer.

Recommended offer $290,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $321,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2659 Rockway Rd	0.03mi	3/2.0	1,490 (-6%)	2mo	$249,500	$167	87
64 High Point Dr	0.39mi	3/2.5	1,568 (-2%)	4mo	$325,000	$207	74
64 Highpoint Dr Lot 2232	0.39mi	3/2.5	1,568 (-2%)	4mo	$325,000	$207	74
2745 Boulder Rd #143	0.36mi	3/3.0	1,691 (+6%)	3mo	$239,000	$141	66
22 Boulder Ct	0.21mi	3/3.0	1,805 (+13%)	2mo	$360,000	$199	62
74 Rockway Rd	0.28mi	3/2.0	1,372 (-14%)	2mo	$260,000	$190	62
479 N Gate Rd	0.28mi	2/2.0 (-1)	1,384 (-13%)	3mo	$315,000	$228	58
11 Highpoint Ct	0.62mi	3/2.0	1,436 (-10%)	1mo	$287,000	$200	54
2722 Pebble Ct Unit 10 Pebble Ct. Lake Ariel, PA 18436	0.56mi	3/2.0	1,405 (-12%)	1mo	$284,000	$202	53
83 Northgate Rd	0.52mi	4/3.0 (+1)	1,770 (+11%)	1mo	$424,000	$240	47
529 Lakeview Dr E	0.63mi	4/2.0 (+1)	1,386 (-13%)	5mo	$280,000	$202	40
278 North Gate Rd	0.68mi	3/3.0	1,816 (+14%)	4mo	$315,000	$173	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 3.02×
• Total profit: $164,020
• Equity at exit: $261,255

10-year hold

• IRR: 22.3%
• Equity multiple: 6.90×
• Total profit: $478,684
• Equity at exit: $563,406

Cash invested: $81,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 18436

• Home prices YoY: 16.9%
• Active inventory: 340
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$194
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $93

Break-even live

Break-even rent $2,782

Max offer price $290,000

Occupancy floor 92%

Sensitivity live

Price	-10% $293	-5% $193	+0% $93	+5% $-7	+10% $-108
Rent	-10% $-136	-5% $-22	+0% $93	+5% $207	+10% $322
Rate	-1.0pp $239	-0.5pp $167	base $93	+0.5pp $18	+1.0pp $-59

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 Golf Park Dr Lake Ariel, PA	3.0	1.0	1210	$2,900	$2.40	25d	1	1.43mi

HOA detail

• Monthly dues: $194 · $2,328/yr
• Likely covers: poolgym

Listing history 3 events

1. 2026-06-21
   days on market $290,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $290,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,800
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$2,328
• − Depreciation: −$8,436
• Taxable loss: −$3,577
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $1,973/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Western Wayne SD
• NCES district ID: 4226070
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $51,358
• Composite: 43.65/100
• National rank: #2964
• State rank: #165 of 539 in PA

Livability — The Hideout

• Score: 72/100
• State rank: #668
• US rank: #6516

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Hideout, PA
• Population (ZIP): 13,225

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Scotch-Irish 2% Iranian 2%
• Foreign-born: 4%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.95%
• Current HPI: 331.9645
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+26.1% since first listed

5 events — show timeline

• 2026-06-17 Listed $290,000 PWMLS
• 2024-09-15 Sold (MLS) $135,000 PWMLS
• 2024-08-12 Pending — PWMLS
• 2024-08-10 Price Changed $150,000 PWMLS
• 2024-07-24 Listed $229,900 PWMLS